Agenda and minutes

In accordance with the Council’s Constitution, Members are asked to declare any personal or prejudicial interest they may have in any matter which is to be considered at this meeting.

Councillor Tarry declared a prejudicial interest in relation to item 5 (Land at Collier Row Road) as he had met with the applicants prior to the meeting and would be speaking in support of this application. Councillor Tarry made a representation in support of the application and then departed from the Council Chamber for the discussion and decision on this item.

Agreed.

This item was withdrawn prior to the meeting at the request of the applicant.

The Development Management Manager, Regeneration and Economic Development presented the report relating to the application. In addition

conditions 2, 5, 9 and 10 were amended and conditions 43 and 44 were added.

He explained to members that:

·  The proposal is to clear the majority of the existing site and erect 88 houses all for private sale, plus a farm house, new buildings, and additional land for Wellgate Community Farm.  The houses would be constructed to Code for Sustainable Homes level 6 which is the maximum rating available and is assessed to be carbon neutral. This would be the largest development of zero-carbon housing within the south-east so far.

·  With the exception of the agricultural parts of the development the proposal would be inappropriate in the Green Belt.  However it is considered that there are a combination of benefits which constitute very special circumstances which would justify an exception to Green Belt policy.  In particular these include the improvements to the community farm thereby increasing its capacity to serve the community, and putting the charity on a sustainable financial footing; clearing the site of existing unsightly development and uses incompatible with the Green Belt location; and providing a large development of zero carbon homes – a standard which has rarely been achieved to date, and which may act as an exemplar development, and one which would be unique within the Borough and the wider south-east of England.  Marks Gate area has a high concentration of social rented housing.

·  To consider whether the Section 106 offer to mitigate the impact of the development on the demand for school places is adequate as it is substantially less than what the Council normally requires. 

The applicant and his agent were in attendance to support the development and the agent, Reverend Gayler and the architect spoke and their points can be summarised as follows

·  This is an unusual and very unique application with very special circumstances therefore it will not set a precedent for other developments.

·  It will bring about improvements to the community farm putting it on a sustainable footing for the future.

·  The development will serve as a very important community resource and  remove existing unsightly and unauthorised uses incompatible with the Green Belt designation

·  It will also reduce the level of harm to the Green Belt compared with the existing development on the site

·  The provision of a high quality development of zero carbon homes

·  Provision of high quality family housing for which there is an indentified need which cannot be easily met elsewhere in the Borough

·  Significant improvement to the ecology of the site

·  The proposal is for a contribution of £200,000 towards the provision of school places which has been calculated by a quantity surveyor expert and the Council has not provided any evidence to the contrary. The Council’s request for a contribution of £6000 per unit would make the scheme unviable

·  The consultation regarding the proposed development involved all concerned

·  The Community Farm has been in existence for 30  ...  view the full minutes text for item 100.

The Development Management Manager, Regeneration and Economic Development presented the report relating to the application.

It was agreed to grant planning permission for the formation of car showroom and motor vehicle service bays under existing canopy and change of use of the site to car sales and vehicle servicing subject to the following conditions:

1. The development permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

2. The development hereby permitted shall be carried out in accordance with the following approved plans: P001 Rev B, P002 Rev B.

Reason: For the avoidance of doubt and in the interests of proper planning.

3. No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping for the site which shall include details of the refuse store and boundary treatment of the site.

Reason: To safeguard and improve the appearance of the area and to ensure that the site is secure in accordance with policy BP11 of the Borough Wide Development Policies Development Plan Document and Section 197 of the Town and Country Planning Act 1990.

4. The hard landscaping approved in accordance with condition No.3 shall be carried out prior to the occupation of the development and thereafter permanently retained. The soft landscaping shall be carried out in the first planting and seeding seasons following the occupation of the building or completion of the development, whichever is the sooner. Any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of similar size and species unless the Local Planning Authority gives written consent to any variation.

Reason: To secure the provision and retention of the landscaping in the interests of the visual amenity of the area and in accordance with policy BP11 of the Borough Wide Development Policies Development Plan Document and Section 197 of the Town and Country Planning Act 1990.

5. The development hereby permitted shall not commence until a scheme showing the provisions to be made for external lighting has been submitted to and approved in writing by the Local Planning Authority. The scheme shall fully comply with The Institution of Lighting Engineers (ILE) publication: Guidance Note 01,“Guidance notes for the reduction of obtrusive light” criteria relating to Environmental Zone E3 - urban locations. The development shall not be occupied until the approved scheme has been implemented. Thereafter the approved measures shall be permanently retained unless otherwise agreed in writing by the Local Planning Authority.

Reason: In the interests of enhancing security and safety, to avoid light pollution and safeguard neighbouring amenity and in accordance with policy BP11 of the Borough  ...  view the full minutes text for item 101.

The Development Management Manager, Regeneration and Economic Development presented the report relating to the application.

A member of the public was in attendance objecting to the development and her points can be summarised as follows:

·  Lack of consultation with residents

·  The provision of more family homes in the area will have an effect on those already living in the borough and especially those families who live on the other side of Upney Station when it comes to the allocation of school places.

·  Objections to the loss of the services provided by the walk-in-centre.  Residents do not want the application to be granted planning permission until an alternative nearby centre has been provided and is fully operational.

·  Residents on Champness Road have just got used to the centre being closed and the through traffic ceasing, this will lead to an increase in traffic which will affect the air quality on Champness Road: her children already suffer from asthma.

Councillor Rocky Gill, Longbridge Ward Councillor, was in attendance made a representation objecting to the application. The main points of which can be summarised as follows:

·  There has been a petition with over 150 residents objecting to the application

·  Lack of consultation with the ward councillors

·  The S106 contributions are insufficient considering the number of school places that will be required and the already long waiting list for school places

·  It will generate significant access and traffic problems

·  The development is contrary to the National Planning Policy Framework as development is not sustainable

·  Members are urged to reject the application on these grounds

The applications agent was present and made the following representation in support of the application

·  The applicant has worked closely with Council Planning Officers and has been guided by the advice and concerns of Council officers

·  The redevelopment of the site and application follows previous planning consent granted by the Council

·  The development and application complies with the Council policies the London Plan, Local Development Framework and the Site Specific Allocations Development Plan Document.

·  Consultation was carried out with residents in the vicinity of the development and the applicant was guided by council officers.

After discussion it was agreed to refuse planning permission for the demolition of the existing medical centre and erection of 2 and 3 storey buildings comprising 4 one-bedroom flats, 8 two-bedroom flats, 3 two bedroom houses, 8 three-bedroom houses, 2 three bedroom flats and 1 four-bedroom house with associated landscape and parking for the following reasons:

1.  The proposed development has been assessed to yield 18 school aged children and does not make a sufficient financial contribution to mitigate the adverse impact of these additional school places on local schools which have no surplus capacity contrary to policy CC3 of the Core Strategy and the Community Infrastructure Levy Regulations 2010 as amended.

2.  The vehicular access to the site through Champness Road is inappropriate for a scheme of this size and could result in unreasonable levels of noise and disturbance to neighbouring residential occupiers contrary to  ...  view the full minutes text for item 102.

The Development Management Manager, Regeneration and Economic Development presented the report relating to the application. In addition the description of the proposed development was changed and an additional condition added.

It was agreed to grant planning permission for the erection of boundary wall, railings and gates and single storey lobby extensionin connection with change of use to community centre/place of worship subject to the following conditions:

1.  The development permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 (as amended by S.51 of the Planning and Compulsory Purchase Act  2004)

2.  The development hereby permitted shall be carried out in accordance with the following approved plans: 786/DJ/PP-100, 786/DJ/PP-101.

Reason: For the avoidance of doubt and in the interests of proper planning.

3.  The accessible parking bay indicated on drawing No. 786/DJ/PP-100; shall be clearly marked with a British Standard disabled symbol and permanently retained for the use of disabled persons and their vehicles and for no other purpose. The accessible bay must have 1.2 metre wide side and rear hatched transfer zones.

Reason:  To ensure and promote easier access for disabled persons to the development in accordance with policy BP11 of the Borough Wide Development Policies Development Plan Document.

4.  The development shall not be commenced until a scheme, showing the design and layout of and access to the parking area, has been submitted to and approved by the Local Planning Authority. The approved scheme shall be constructed and marked out prior to the occupation of the development, and thereafter retained permanently for the accommodation of vehicles of visitors to the premises and not used for any other purpose.

Reason:  To ensure that sufficient off-street parking areas are provided and not to prejudice the free flow of traffic or conditions of general safety along the adjoining highway in accordance with policy BR9 of the Borough Wide Development Policies Development Plan Document.

5.   The development shall not be commenced until a scheme showing the design and layout of the cycle parking indicated in drawing number 786/DJ/PP-100 has been submitted to and approved by the Local Planning Authority. The approved scheme shall be constructed prior to the occupation of the development, and thereafter retained permanently for the accommodation of cycles of visitors to the premises and not used for any other purpose.

Reason: In the interests of promoting cycling as a sustainable and non-polluting mode of transport and in accordance with policy BR11 of the Borough Wide Development Policies Development Plan Document.

6.  The development shall not be commenced until there has been submitted to and approved by the Local Planning Authority a plan indicating the design, materials and type of boundary treatment to be erected. The development shall not be occupied until the approved boundary treatment has been constructed. The approved boundary treatment shall be retained unless the Local Planning Authority gives prior written approval for its  ...  view the full minutes text for item 103.

The Development Management Manager, Regeneration and Economic Development presented the report relating to the application.

The Group Manager Development Planning read out a letter on behalf of residents. The main points can be summarised as follows:

·  The residents need to ensure that any concerns are adequately looked at and taken into consideration when any changes to the area are being discussed and agreed.

·   No consultations appear to have been carried out in the local area with residents with regard to the impact the changes will have on traffic. The details of the 6 questionnaires that were carried out by the proposed proprietors of No 5 Tolworth Parade appear to have consulted with those not in the local area or in the London Borough of Barking and Dagenham. From the very few people that appear to have been canvassed then there will appear to certainly be a significant increase in traffic.

·  Parades such as Tolworth Parade have a ceiling of 35% for non retail, the Parade already has this percentage. If the Parade does have this then the application for change of use would push this percentage above the recommended ceiling.

After discussion it was agreed to grant planning permission for the change of use to training centre (Class D1) subject to the following conditions:

1.  The development permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 (as amended by S.51 of the Planning and Compulsory Purchase Act  2004)

2.  The premises shall only be used for non-residential education and training purposes and for no other purpose (including any other purpose in Class D1 of the Schedule to the Town and Country Planning (Use Classes) Order 1987 or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order).

Reason: To protect the locality by avoiding the introduction of a use unsuited to the premises and in accordance with policy BP8 of the Borough Wide Development Policies Development Plan Document.

3.  The premises shall not be open other than between the hours of; 9:00am to 7:00pm on Monday to Friday; 10:00am to 3:00pm on Saturday; and at no time on Sundays or public holidays.

Reason:  To prevent the use causing any undue disturbance to occupants of neighbouring properties at unreasonable hours and in accordance with policy BP8 of the Borough Wide Development Policies Development Plan Document.

The Development Management Manager, Regeneration and Economic Development presented the report relating to the application.

It was agreed to grant planning permission for the installation of an automated telling machine (ATM) ref 12/00081/FUL, alterations to the external appearance of the building including installation of access ramps ref 12/00082/FUL and installation of externally illuminated fascia signs and projecting sign ref 12/00097/ADV subject to the following conditions:

1.  The development permitted shall be begun before the expiration of three years from the date of this permission.

  Reason: To comply with Section 91 of the Town and Country Planning Act 1990 (as amended by S.51 of the Planning and Compulsory Purchase Act  2004)

2 The development hereby permitted shall be carried out in accordance with the following approved plans: 2067/PL20;

  Reason: For the avoidance of doubt and in the interests of proper planning.

In respect of application number 12/00082/FUL, it is recommended that planning permission be granted subject to the following conditions:

1.  The development permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 (as amended by S.51 of the Planning and Compulsory Purchase Act  2004)

2.  The development hereby permitted shall be carried out in accordance with the following approved plans: 2067/PL14; 2067/PL18; 2067/PL21.

Reason: For the avoidance of doubt and in the interests of proper planning.

In respect of application number 12/00097/ADV, it is recommended that planning permission be granted subject to the following conditions:

1.  The development hereby permitted shall be carried out in accordance with the following approved plans: SHAFELE1C; SHAFELE1CA;

Reason: For the avoidance of doubt and in the interests of proper planning.

2.  The maximum luminance of the advertisement sign(s) shall not exceed the levels recommended in Technical Report No. 5 (Third Edition - 2001) of The Institute of Lighting Engineers or in any document amending or superseding that report.

Reason:  In the interests of visual amenity of the area, and to ensure that the advertisement(s) do not prejudice the free flow of traffic or conditions of general safety along the adjoining highway and in accordance with policies BP7 and BP11 of the Borough Wide Development Policies Development Plan Document.

The Development Management Manager, Regeneration and Economic Development presented the report relating to the application.

It was agreed to grant planning permission for the alterations to external appearance of building including installation of external staircase and safety handrails in connection with conversion of first floor to create 1 one bedroom flat and 2 two –bedroom flats subject to the completion of a legal agreement under Section 106 of the Town and Country Planning Act in respect of a contribution of £18,000 towards additional school places and the following conditions:

1.  The development permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 (as amended by S.51 of the Planning and Compulsory Purchase Act 2004).

2. The development hereby permitted shall be carried out in accordance with the following approved plans: F9D11- 203(00)40, F9D11- 203(00)4Rev C, F9D11- 203(00)42 Rev A, F9D11- 203(00)43 Rev B, F9D11- 203(00)44, F9D11- 203(00)45, F9D11- 203(00)46, F9D11- 203(00)47 and F9D11- 203(00)48.

Reason: For the avoidance of doubt and in the interests of proper planning.

3. The development shall not be commenced until a scheme of hard and soft

landscaping for the site, including details of materials, species and a planting schedule have been submitted to and approved in writing by the Local Planning Authority. The approved hard landscaping shall be carried out prior to the occupation of the development and thereafter permanently retained. The approved soft landscaping shall be carried out in the first planting and seeding seasons following the occupation of the building or completion of the development, whichever is the sooner. Any plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of similar size and species unless the Local Planning Authority gives written consent to any variation.

Reason: To safeguard and improve the appearance of the area in accordance with policy BP11 of the Borough Wide Development Policies Development Plan Document.

4. The cycle parking shown on drawing F9D11- 203(00)43 Rev B shall be provided prior to the occupation of any of the residential units and thereafter permanently retained in usable condition.

Reason: In the interests of promoting cycling as a sustainable and non-polluting mode of transport and in accordance with policy BR11 of the Borough Wide

Development Policies Development Plan Document.

5. The development shall not be commenced until details of refuse enclosures showing the design, location and external appearance have been submitted to and approved in writing by the Local Planning Authority. The approved enclosures shall be provided before the occupation of any of the units and thereafter permanently retained.

Reason: To provide satisfactory refuse storage provision in the interests of the appearance of the site and locality in accordance with policies BP8 and BP11 of the Borough Wide Development Policies Development Plan Document.

6. The development shall not  ...  view the full minutes text for item 106.

The Development Management Manager, Regeneration and Economic Development presented the report relating to the application.

It was agreed to grant planning permission for the use of retail shop as letting agency (Class A) subject to the following conditions:

1.  The development permitted shall be begun before the expiration of three years from the date of this permission.

Reason:  To comply with Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

2. The development hereby permitted shall be carried out in accordance with the following approved plan:  PL01.

Reason:  For the avoidance of doubt and in the interests of proper planning.

3.  The premises shall be used as a letting agency (Class A2) and for no other purpose (including any other purpose in Class A2 of the Schedule to the Town and Country Planning (Use Classes) Order 1987 or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order).

Reason:  To protect the locality by avoiding the introduction of a use detrimental to its amenities and for which there is no local need.

Noted, details of appeals lodged

a)  69 Wilmington Gardens Barking (ref 11/00561/FUL) Retention of single storey rear extension in connection with continuance of use of dwelling as one 5 bedroom and 1 one bedroom flats

b)  55 Winstead Gardens Dagenham (Ref:11/00818/FUL) Erection of one-bedroom bungalow

Appeals determined

a)   18 Stonard Road Dagenham (Ref 11/00306/FUL) Conversion of dwelling into one 1 bedroom and 1 two bedroom flat

  Appeal dismissed 10 April 2012

b)    440 Whalebone Lane North Romford (ref 11/00841/FUL) Retention of single storey rear extension

   Appeal dismissed 10 April 2012

Appeals withdrawn

  None 

Noted:

·  Details of delegated decisions for the period 24 January 2012 - 9 March 2012.

The Chair presented the report of the Delegated Decisions Review Panel.  Members were advised that the Panel consisting of Councillors I S Jamu, T Perry, N S.S.Gill and D. Hunt met on 26 April 2012 to select and review a random sample of 7 delegated decisions on a range of planning applications.

The Panel was satisfied with the results of the review.

·  The Board noted the report of the Delegated Decisions Review Panel.

·  The Chair thanked members of the Board and officers for their hard work and attendance over the past year.

*(The Chair agreed that this item could be considered at the meeting as a matter of urgency under the provisions of Section 100B(4)(b) of the Local Government Act 1972.)